Planning Commission

Minutes of the Millcreek Planning Commission February 17, 2021 5:00 p.m. Regular Meeting The Planning Coinmission of Millcreek, Utah, met in a regular public meeting on Wednesday, February 17, 2021 at City Hall, located at 3330 S. 1300 E., Millcreek, UT 84106. The meeting was conducted electronically per Millcreek State of Local Emergency Directive No. 2 of 2020 and live streamed via the City's website with an option for online public comment. PRESENT: Commissioners City Staff Shawn LaMar, Chair John Brems, City Attorney (electronic) Victoria Reid, Vice Chair (electronic) Elyse Sullivan, City Recorder David Allen (absent) Francis Lilly, Plaru'iing and Zoning Director Scott Claerhout (electronic) Erin O'Kelley, Planner (electronic) Fred Healey (absent) Samah Safiullah, Planner (electronic) Skye Sieber (electronic) Naba Faizi, Planning Pennit Tech (electronic) Tom Stephens Kurt Hansen, Legislative Policy Director Ian Wright (electronic) Blaine Gehring, Legislative Analyst (electronic) Attendees: Council Member Bev Uipi (electronic), Larson Wood (electronic), Mitch Vance (electronic), Rolland T. Lee (electronic), Zach Robinson (electronic), Dominic Burchett (electronic), J Fisher Companies (electronic), and Cheryl Groot. REGULAR MEETING - 5:00 p.m. TIME COMMENCED: 5:03 p.m. Chair LaMar called the meeting to order and read a statement explaining the duties of the Planning Commission. 1. Public Hearings 1.1 Consideration of CU-21-001, Request for a Conditional Use Permit for 113 New For-Rent Townhomes with Amenities in the RM Zone Location: 525-575 E. 4500 S. Applicant: JF Capital Planner: Erin O=Kelley Erin O'Kelley said the applicant was seeking to build 100 for-rent townhome units with a clubhouse, pool, and playground. The buildings would be a maximum of 30 feet tall. The property is currently occupied by an office complex. The traffic for the property has two access points onto 4500 S. and one access point on 500 E. There are 3 single-family residential lots to the east of the property and the James E. Moss Elementary School property directly to the north. The property is in the RM (Residential Multi-Family) Zone which Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 2 of 10 allows uses between single-family to multi-family, office, and other smaller commercial uses. The project would have one access point on 500 E. and one access point on 4500 S. She showed the Cornrnission the proposed site plan and building elevations. O'Kelley went through the project proposal in comparison to the RM Zoning requirements. The project exceeded the required minimum side yard setback on the west side, the lot width, and lot area. It would have approximately 18 units per acre (allowed approximately 22 per acre), would have 42% open space, and would provide the required 224 parking stalls. At their regular meeting on February 2, 2021, the Millcreek Community Council recommended approval of the project with the following conditions and observations: * Staff review the visibility along 500 E and make conditions to help mitigate the potential impacts on clearview during the elementary school traffic. * Fencing along the east property line should be required. * Crossing areas be reviewed for safety. If safety concerns appear, conditions should be added by staff. * Emergency cache should be reviewed by staff and added to the conditions. The Community Council also made the observation that the allowed density in the RM zone is too high and allows for projects like this that appear to be "packed into the lot beyond what the lot can handle." O'Kelley said the fencing would be solid and a minimum of 6 feet in height. She said to the northwest of the subject property on 500 E. was the access to the school. She showed a diagram of the property which ensured that no landscaping would block the clearview, as required by code. Staff recorninended preliminary approval of the conditional use permit for a 100-unit townhome project subject to the following conditions: * The development will be 30 feet tall (see definition of building height 19.04) townhome project with 100 units. * No upward illumination is allowed. Any installation of public lighting facilities or lighting located within the public right of way must be approved by the Millcreek Public Works Department. No light my trespass onto adjacent lots. * Applicant is required to provide a solid opaque fence on the North and East Boundary, at least 6 feet in height. Except the fence shall only be 2.5 feet tall starting at the Northwest corner of the property and extend West 50 feet. After which, the fence height shall increase to 6 feet and extend all way to the East property line. No fence is permitted to be built along 500 E or 4500 S. * The applicant shall obtain all approvals and permits required from '[JDOT for construction and modifications to 4500 S. * Signs and accessory buildings will require separate building permits and staff review for zoning/land use compliance. * Any modifications to these approved plans must be approved by the Millcreek Planning & Zoning Department. Any adjustments to the exterior design of the building, or alterations that increase the height or building footprint of structures, or any increase in density, must be approved by Planning Cornrnission. Any changes to the site plan along a public right of way must be reviewed and approved by Millcreek Public Works Department. * The applicant will comply with all requirements established through the technical review process prior to receiving final conditional use approval. * As part of the technical review, applicant is required to meet all standards for roadway development as determined by the Millcreek Public Works department. * All applicable fees from the technical review process required must be paid in full before final conditional use approval can be granted and before certificate of occupancy is granted. Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 3 of 10 * The applicant will comply with all requirements of the Unified Fire Code and is subject to approval by the Fire Marshal. * The applicant shall obtain a complete review for an approved building permit and shall comply with the requirements of Millcreek City, and utilities. * Applicant must obtain utility will serve letters during the tecbnical review process. * The applicant and its successors shall properly and continually maintain all required landscaping, fencing, buildings. * An approved landscape plan that complies with the minimum standards found in Chapter 19.77 and shall be bonded for prior to final conditional use approval. * Applicant will be required to receive approval from Salt Lake County addressing department before final conditional use approval. * Applicant is required to bond for all proposed or required improvements of landscaping and public improvements as determined by the Public Works Department and Planning and Zoning Department. * That applicant shall schedule a pre-construction meeting with the public works department once bonding is complete. * All items of the staff report. O'Kelley then amended the first bullet to remove the required height limit since it was already in code. Coinmissioner Wright asked if that would allow for different roof configurations. O'Kelley said yes. Applicant - Brock Loomis, J Fisher Companies, said there would be 163 parking spots in garages and 61 surface stalls for a total of 224 parking stalls. Commissioner LaMar asked about ADA parking stalls. Loomis said there would be access stalls to the north of the clubhouse. Cornrnissioner LaMar asked about garbage collection and snow plowing. Loomis said there would be individual cans per unit. A private company would do snow plowing. Commissioner LaMar asked about a line in the garage on the floor plans. Loomis did not know what it was. Commissioner Sieber asked about the no perimeter fencing condition along 4500 S. and 500 E. and asked about interior fencing. Loomis said there would be fencing around the pool and playground. O'Kelley said she would modify the condition to allow for the interior fencing. Chair LaMar opened the public hearing. Chair LaMar read a coi'nunent submitted online via the City's website from Larry Averett, 4410 S. 615 E. "We were vmableto attend the Plarming Commission Meeting scheduledfor Feb. 2, 2021 becausewe covddn'tfind it with the url address in your letter. We're sorry we missed the meeting because we are not happy about rental apartments being considered at 525-5 75 E. 4500 So. Rentals always create problems with noise, traffic and other situations. Chair LaMar closed the public hearing. Commissioner Stephens said the townhome design was something that the Commission had seen before and he did not like the outcome. He proposed the structures more than 100 ft from a residential zone have a pitched roof because they were more attractive than flat roofs. He said there was an inadequate number of windows on the side elevation and should have not less than 25% of the entire surface for windows on the side facing the right-of-way to Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 4 of 10 break up the dull fagade. He recomi'nended a continuation of the application to accommodate those changes or let staff be able to allow for them as part of the Commission's approval. Commissioner Reid asked the applicant about the pitched roof idea. The applicant said the proposed product had been well-received by the community and flat roofs were in the near vicinity. Commissioner Wright said the nearby office building had a flat roof but was interested what a pitched roof would look like architecturally with the design. Commissioner Claerhout said he preferred a pitched roof but did not feel opposed to the flat roof in this instance and agreed with the window requirement. Commissioner Sieber said she did not mind the flat roof and agreed with the 25% window requirement. Commissioner Claerhout asked if the mature trees on 4500 S. would be removed. O'Kelley said some would be. Commissioner Reid asked about having a requirement that was not in the code design standards. Cornrnissioner Stephens said in the conditional use Millcreek Code chapter 19.84.060, there were situations where the Commission could require mitigation of detrimental effects. He read number 7, "Detrimental effects arising from incompatible designs in terms of use, scale, intensity, height, mass, setbacks, character, construction, solar access, landscaping, fencing, screening, and architectural design and exterior detailing/finishes and colors within the neighborhood in which the conditional use will be located." He said the Planning Commission does have the authority to require something, like a pitched roof, if it was out of character with the neighborhood. Commissioner Stephens said if the Commission was asking for more architectural variation, the application should be continued. Lilly said if there were questions of design, the professional designer should be allowed to respond within certain parameters. Loomis asked how the design was detrimental in reference to Commissioner Stephens comment. Cornrnissioner Stephens said it was a personal opinion of aesthetics. The applicant did not feel that was a detrimental effect. Commissioner Stephens, as respects to CU-21-001, conditional use permit for 113 new for- rent townhomes with amenities located at 525-575 E. 4500 s., moved to continue the application to the next regularly scheduled Planning Commission meeting so that the applicant and staff can work together on improving the architectural appearance of the project, specifically the roof area, and 25% minimum window fagade facing rights-of-way. Commissioner Claerhout seconded. Chair LaMar called for the vote. Commissioners voted yes. Commissioner Reid voted no. The motion passed. 1.2 Consideration of CU-21-003, Request for a Conditional Use Permit for a Temporary Fire House in the R-1-8 Zone Location: 3856 S. 2700 E. Applicant: Unified Fire Service Area Planner: Erin O'Kelley Erin O'Kelley said the Unified Fire Service (UFS) came to the city six months ago to do temporary construction at the location in Mt. Olympus and needed somewhere to house employees and vehicles while the construction took place. The applicant was requesting to modify an existing single-family home for temporary use as a fire station while the current fire station undergoes modifications. The current property is a single-family house in the R- 1-8 zone. The applicant would be making updates to the house and adding additional garage space for the emergency vehicles. The applicant intends to sell the property as a single- family lot once the fire department no longer needed the temporary space. UFS would add a garage taller than a normal garage to house the firetruck and modify the house to have Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 5 of 10 employees living there during shifts. O'Kelley said the house would be subject to the zone when applying for a building permit. At their regular meeting on February 4th, 2021, the East Mill Creek Community Council recommended approval of the temporary fire house station to be located at 3856 S. 2700 E. with no additional conditions. Staff recommended preliminary approval for the conditional use permit subject to the following conditions: * Parking shown on the plans for non-emergency vehicles is not approved by the Millcreek Planning Commission and is subject to the parking requirements of residential lots in the R-l- 8 zone. * No upward illumination is allowed. Any installation of public lighting facilities or lighting located within the public right of way must be approved by the Millcreek Public Works Department. No light my trespass onto adjacent lots. * Any modifications to these approved plans must be approved by the Millcreek Planning & Zoning Department. Any adjustments that exterior design of the building must be approved by Planning Commission. Any changes to the site plan along a public right of way must be reviewed and approved by Millcreek Public Works Department. * The applicant will comply with all requirements established through the teccal review process prior to receiving fu'ial conditional use approval. * All applicable fees from the technical review process required must be paid in full before final conditional use approval can be granted. * The applicant will comply with all requirements of the Unified Fire Code and is subject to approval by the Fire Marshal. * The applicant will complete a technical review process to adjust corrections to the plans to meet all standards in Title 19 MKC. * The applicant shall obtain a complete review for an approved building permit and shall comply with the requirements of Millcreek City, and utilities. * All items of the staff report. O'Kelley pointed out that no front yard parking was allowed for residential lots and that the applicant did not want to add any signs to the property. Chair LaMar asked about parking in the front. O'Kelley said it should not be part of their parking plan. Chair LaMar asked if the Coinrnission could allow for temporary parking there. O'Kelley said the applicant said they did not need the street parking. Commissioner Claerhout asked for the timeframe for the temporary station. O'Kelley estimated one year but asked for the applicant to respond. Commissioner Claerhout asked if there would be a fire pole in the home and if it would be removed prior to sale. O'Kelley did not think one would be installed. Commissioner Reid asked about replacement of landscaping and encouraged a tree in the front yard. She then asked about noise. Applicant - Zach Robinson, Unified Fire Authority, said staff currently working at the station on Jupiter Drive was conscious of noise. When they pull out of the station, they do not use the siren or horn until they pass residential, they only use the emergency lights. Commissioner Sieber advocated for mature tree replacement. She asked about the condition of a fire station running with the land. Francis Lilly said that the condition does run with the land but uses change. He said there was only one fire department that would buy or sell the property, Unified Fire, so the chance of another fire station buying and using it was negligible. He said once the home was sold as a private residence, a change of use would occur. Robinson said four staff members would reside in the home at one time for 48 hours shifts. He anticipated occupying the home as a station for approximately 18 months. He noted that they would probably not install a fire pole. Mfflcreek Planning Commission Meeting Minutes 17 February 2021 Page 6 of 10 Chair LaMar opened the public hearing. Cheryl Groot, 2630 E. 3900 S., said she was in support of the fire station. She had not heard from UFA about the conditional use request. She expressed concern about access with 3900 S. construction going on at the same time. O'Kelley said UFS reached out to some residents in December 2020 but did not do as far of a radius as the City did for the public hearing noticing. Chair LaMar asked about the pending construction and access. He felt certain any issues could be resolved with the contractors. Francis Lilly said as of that day, preconstruction activities would start on the east side of 3900 S. and head west. The project would be completed by the end of surnrner, but staff would ensure close coordination with UFA and Acme Construction doing the street reconstruction. Lilly said he would connect the parties. Chair LaMar closed the public hearing. Comi'nissioner Claerhout expressed favor for the application. Commissioner Claerhout moved to grant preliminary approval of the conditional use permit for a temporary fire house located 3865 S. 2700 E. following the nine conditions specified in the staff report. He specified the motion was for application CU-2I-003. Commissioner Reid asked for an amendment to encourage an additional tree in the landscaping plan. Commissioner Claerhout amended the motion to include the additional tree. Commissioner Reid seconded. O'Kelley asked for clarification on the tree replacement. Commissioner Reid asked to rework the landscaping plan to include one additional tree. Chair LaMar called for the vote. All Commissioners present voted yes. The motion passed unanimously 1.3 Consideration of ZT-21-001, Amendments to the Mfflcreek Historic Preservation Ordinance Staff: Blaine Gehring, Legislative Analyst Blaine Gehring said the chapter in the Millcreek zoning ordinance related to historic preservation fell short of what was needed to preserve the historic features of Millcreek. Currently the chapter's purpose is to "preserve sites with historical architectural, or aesthetic value which are unique and irreplaceable assets." The problem is it only identifies four structures of historic value and then discusses a conditional use permit process when making any modifications to a historic site or structure. The code fails to identify other historic structures and districts and outline a process for identifying and preserving them. The proposed code amendments would create a Historic Preservation Commission, create a list of historic sites and districts, designate historic sites and districts on a historic register, provide standards for rehabilitation of historic structures, and retain the existing conditional use process. The Historic Preservation Commission would have seven members, one from each City Council district and three at-large chosen by the Mayor with consent of the City Council. Each of the members must be a bona fide resident of Millcreek and at least two members must have professional background and knowledge related to history preservation. The Commission would issue certificates of appropriateness, establish a repository for important documents, artifacts, and items of historical significance, provide a written history Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 7 of 10 of Millcreek, put on historical events to promote education, and designate entries to the list of sites for state and national registries. Gel'iring said in addition to the four homes in the current ordinance, the Evergreen Avenue Historic District was listed on the National Register of Historic Places in 2007 but it is not recognized in the current ordinance along with two homes on the National Register, the Susanna Bradford mansion known as Oakwood and the Nathaniel Baldwin home. Also located in the Evergreen Avenue Historic District is the Baldwin Radio Factory building. He said there are numerous other sites and structures recognized by the State Office of Historic Preservation and Preservation Utah which are not on any list. Gehring showed a map of the District and images of the homes and buildings. He said all of those historic sites and buildings needed to be recognized on a Historic Landmark Register. The Historic Preservation Commission would be the body which reviews and recommends stnictures, sites, and districts to be included on the national register. Gehring said the proposed ordinance establishes standards for rehabilitation of historic structures and establishes design guidelines for: avoiding demolition of historic buildings, treatment of vacant historic buildings, rehabilitation work to preserve historic features, and avoiding creating artificial grouping of historic buildings. The proposed ordinance retains the existing conditional use process for any modifications to a historic site or stnicture along with an appeal process for anyone adversely affected by a decision of the Historic Preservation Commission. The proposed ordinance was patterned after other ordinances recognized as good examples by David Arnott with Preservation Utah (formerly Utah Heritage Foundation). He said Mr. Amott reviewed the proposed ordinance and made recommendations on the ordinance along with providing photos of historic sites and buildings in Millcreek. Chair LaMar asked about the district designation. Gehring said there were other homes that would qualify in the specifications of historic that were in the district, but they were not recognized. Chair LaMar asked about homeowners being able to leave the district. Gehring said the only thing affecting the property would be the individual home's historic registration. The registry impacts taxes and allow for help in renovations. Chair LaMar asked about the other homes being included with the historic designation automatically with the ordinance adoption. Gehring said each home would need to go through the process to be included in the registry. Commissioner Reid asked if staff was seeking a recommendation from the Commission that night. Gehring asked for a continuation until March to wait for feedback from the Mt. Olympus Community Council. Commissioner Reid asked about removal from the register. Gehring said there was a process for a homeowner to remove the property. Commissioner Claerhout asked if the property owner could demolish the property. Gehring said yes. Commissioner Claerhout expressed concern about developers knocking down historic buildings. Gehring said the ordinance aligned with how the State treats historic buildings. He said it would be to the advantage of the property owner to be on the registry. Chair LaMar operted the public hearing. There was no public comment. Chair LaMar closed the public hearing. Mmcreek Planning Commission Meeting Minutes 17 February 2021 Page 8 of 10 Commissioner Claerhout moved to continue file #ZT-21-001 to the March meeting. Commissioner Sieber seconded. Chair LaMar called for the vote. All Commissioners present voted yes. The motion passed unanimously. 2. Continuing Business 2.1 Accessory Dwelling Unit Progress Report Planner: Erin O'Kelley Francis Lilly said the Utah State Legislature was actively considering a legislative preemption for accessory dwelling units (ADUs) and the outcome would make ADUs allowed by right within the existing footprint of a single-family dwelling. He said it did not accommodate for other scenarios, such as expanding a house or having a detached ADU. He believed there would be legislation to mandate allowing ADUs, driven by the ability to keep up with the housing demand. Staff agreed to put the draft ordinance on pause to see the outcome. Chair LaMar asked if the language in any current bills was detailed so that there would be enough pammeters for implementation. Lilly said Millcreek was concemed about parking in neighborhoods and that may not be the case for other cities. The bill would allow for one off-street parking spot as it was that day. Lilly said he had expressed his personal preference to the bill's sponsor about parking and said a legislative preemption would make it hard for local government to do their job. He felt Erin O'Kelley had done a good job over the last year and half crafting an ADU ordinance for Millcreek. Hansen pointed out that the proposed bill was for interior ADUs. Commissioner Reid asked if the bill could exclude existing city laws in effect if Millcreek was able to pass the ordinance first. Lilly said the Legislature was aware of other cities' ordinances and did not seem to care. 2.2 Consideration of ZT-20-008, Amendments to Mnlcreek Code Chapters 19.04, 19.44, and 19.78 Pertaining to Multifamily Residential Standards and Planned Unit Developments (PUD) Planner: Francis Lilly Francis Lilly said the amendments to code were intended to improve the outcomes of multi- family design standards, streamline the process in code, and respond to concerns from the last few years. He then highlighted the changes in the RM zone. He clarified the definition of "lot coverage" to include any structure that does not have a roof and a change to allow neighborhood services as a permitted use. Chair LaMar asked about existing food establishments in the zone. Lilly said Marie Callender's and others. Other proposed code changes were to 19.44.050: to require four Building Massing and Fagade Articulation design elements, a combined stepback of at least ten feet, adding the word "finished" to concrete in Building Materials, requiring perimeter fencing along residential zones and the option to have metal or composite picket fencing or no fencing along a public right-of-way, garbage and recycling collection must occur on the development site and not in the right-of-way, that front yard setback reductions may require additional street trees, private garages must have a minimum unobstructed height of six feet for the entire length and width of the garage, and on lots where a property line abuts an alley of at least 20 feet in width, the required setback from the right-of-way line along the alley may be reduced to ten feet. He showed the Commission an example on a map of an alley on 3300 S. that created a buffer between zones and preserved the 30-foot setback. Lilly said another code change would be to the Setbacks provision (19.44.050A(22)) since the current code was too vague with the term "developed." He would change the language to read, "Where fifty percent or more of the abutting lot frontage is occupied by a building fagade..." Commissioner Stephens asked about a definition of "abutting." Lilly said he would consider one. He suggested adding that windows Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 9 of 10 shall comprise of at least 25 percent of each story on any street-facing fagade in the Windows subsection. He said added a reference to the frontage requirements established in code chapter 19.78 for the Planned Unit Development and Condominium Requirements. He also added an infornnation standards table in General Standards of Applicability (19.44.070). Chair LaMar brought up a site in Salt Lake City (1 700 S. 900 E.) and asked if it could be built in Millcreek. Lilly said Millcreek code provided for a greater setback from the back of sidewalk. Lilly then went over the proposed PUD code. He said there was a standard frontage requirement and minimum acreage requirement for PUDs. He said it was typically 3 lots with the option for a reduction in acreage if the development abuts or is contiguous to a corridor. Staff had struggled with that and had proposed that developments of at least 150 feet of frontage and 60 feet in width along a public right-of-way could be exempt from the minimum acreage requirement if there were at least 8 units. He pointed out that higher density zones tend to be narrower, so in those specific zones, only 100 feet of frontage would be required. He said the other code changes corresponded with the changes in RM zone; the option for perimeter fencing along the right-of-way and types, collection of garbage and recycling on site, and unobstructed private garage height. Commissioner Reid expressed concern for garbage trucks being able to get into small developments. Lilly mentioned that the roadway standard had changed to require wider roads. He highlighted existing challenges where cans were put onto busy streets. Commissioner Stephens commended planning staff for updating the ordinance. Commissioner Stephens moved, as respects to consideration of ZT-20-008, amendments to Mfflcreek Code Chapters 19.04, 19.44, and 19.78 pertaining to multifamily residential standards and planned unit developments, to recommend to the City Council approval of the draft ordinance as presented to the Commission that night. Commissioner Reid seconded. Chair LaMar called for the vote. All Commissioners present voted yes. The motion passed unanimously. 3. Business Meeting 3.1 0pen and Public Meetings Act Annual Training; John Brems, City Attorney Francis Lilly asked that the training be moved to the next meeting, per the City Attorney's request. 3.2 Approval of December 16, 2020 Meeting Minutes Commissioner Stephens moved to approve the December 16, 2020 draft meeting minutes. Commissioner Sieber seconded. Chair LaMar called for the vote. All Commissioners present voted yes. The motion passed unanimously. 3.3 Approval of January 20, 2021 Meeting Minutes Commissioner Sieber moved to approve the minutes of the January 20, 2021 meeting. Commissioner seconded. Chair LaMar called for the vote. Commissioners Sieber, Millcreek Planning Commission Meeting Minutes 17 February 2021 Page 10 of 10 Stephens, Reid, Claerhout, and LaMar voted yes. Commissioner Wright abstained. The motion passed. 3.4 Updates from the Planning and Zoning Director Francis Lilly said Russ Booth resigned from the Planning Commission. He said the City was accepting applications and interviewing for a new commissioner. 3. Calendar of Upcoming Meetings @ City Council Mtg., 2/22/21, 5:00 p.m. at City Hall * Mt. Olympus Community Council Mtg., 3/2/21, 6:00 p.m. TBD * Millcreek Community Council Mtg., 3/2/21, 6:30 p.m. TBD @ Canyon Rim Citizens Association Mtg., 3/3/21, 7:00 p.m. TBD * East Mill Creek Community Council Mtg., 3/4/21, 6:30 p.m. TBD * City Council Mtg., 3/8/21, 5:00 p.m. at City Hall * Planning Commission Mtg., 3/17/21, 5:00 p.m. at City Hall ADJOURNED: Commissioner Reid moved to adjourn the meeting at 7:27 p.m. Commissioner Claerhout seconded. Chair LaMar called for the vote. All Commissioners voted yes. The motion passed unanimously. PRO'D: =r,4C nate/',zr Attest: EYy7Lan,City Recorder